:root {
  color-scheme: light;
  --ink: #252b26;
  --muted: #777b72;
  --paper: #f7f6f0;
  --white: #fffefa;
  --green: #344b3a;
  --green-dark: #26382c;
  --lime: #d5ddad;
  --line: #e4e3d9;
  --serif: Georgia, "Times New Roman", serif;
  --sans: "DM Sans", sans-serif;
  --display: "Manrope", sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 92px;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 15px;
  -webkit-font-smoothing: antialiased;
}

button,
input,
select,
textarea {
  font: inherit;
}

a {
  color: inherit;
  text-decoration: none;
}

button,
a,
input,
select {
  -webkit-tap-highlight-color: transparent;
}

button:focus-visible,
a:focus-visible,
input:focus-visible,
select:focus-visible,
textarea:focus-visible {
  outline: 3px solid #9ab17b;
  outline-offset: 3px;
}

.page-width {
  width: min(1200px, calc(100% - 96px));
  margin-inline: auto;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.site-header {
  position: relative;
  z-index: 5;
  display: flex;
  min-height: 84px;
  align-items: center;
  justify-content: space-between;
  padding: 0 max(48px, calc((100vw - 1200px) / 2));
  background: var(--paper);
  animation: header-enter 650ms ease-out both;
}

.brand {
  display: inline-flex;
  flex: 0 0 auto;
  align-items: center;
  gap: 10px;
}

.brand-mark {
  display: grid;
  width: 39px;
  height: 39px;
  place-items: center;
  color: var(--green);
}

.brand-mark svg {
  width: 100%;
  stroke: currentColor;
  stroke-linecap: round;
  stroke-linejoin: round;
  stroke-width: 1.65;
}

.brand-name {
  display: grid;
  font-family: var(--display);
  font-size: 32px;
  font-weight: 800;
  letter-spacing: -0.8px;
  line-height: 1.08;
}

.brand-name span {
  margin-top: 4px;
  font-family: var(--sans);
  font-size: 8px;
  font-weight: 600;
  letter-spacing: 2.55px;
  text-transform: uppercase;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(24px, 3.5vw, 48px);
  font-size: 12px;
  font-weight: 600;
}

.site-nav > a:not(.nav-cta) {
  position: relative;
  transition: color 180ms ease;
}

.site-nav > a:not(.nav-cta)::after {
  position: absolute;
  right: 0;
  bottom: -5px;
  left: 0;
  height: 1px;
  background: var(--green);
  content: "";
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 220ms ease;
}

.site-nav > a:not(.nav-cta):hover {
  color: var(--green);
}

.site-nav > a:not(.nav-cta):hover::after {
  transform: scaleX(1);
}

.site-nav > a[aria-current="page"]:not(.nav-cta) {
  color: var(--green);
}

.site-nav > a[aria-current="page"]:not(.nav-cta)::after {
  transform: scaleX(1);
}

.nav-cta {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 13px 18px;
  border: 1px solid #c8ccbf;
  border-radius: 2px;
  transition: background 180ms ease, color 180ms ease;
}

.nav-cta:hover {
  color: var(--white);
  background: var(--green);
}

.nav-cta span,
.text-link span {
  color: #738664;
  font-size: 16px;
}

.menu-toggle {
  display: none;
}

.hero {
  position: relative;
  display: flex;
  min-height: 635px;
  align-items: center;
  overflow: hidden;
  color: white;
  background: #575b4e;
}

.hero-image,
.hero-shade {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-image {
  object-fit: cover;
  object-position: center 53%;
}

.hero-slide {
  opacity: 0;
  transition: opacity 900ms ease;
}

.hero-slide.is-active {
  opacity: 1;
  animation: hero-image-drift 7s ease-out both;
}

.hero-shade {
  background: linear-gradient(90deg, rgb(28 34 28 / 68%) 0%, rgb(28 34 28 / 43%) 48%, rgb(28 34 28 / 12%) 100%);
}

.hero-layout {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 1fr 390px;
  align-items: center;
  gap: 8%;
  padding-block: 60px;
}

.hero-copy {
  max-width: 600px;
  padding-block: 22px;
  animation: reveal-up 750ms 120ms both;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  color: var(--green);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 1.55px;
  line-height: 1.4;
}

.eyebrow-dot,
.eyebrow-light > span {
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #87976c;
}

.eyebrow-light {
  color: white;
}

.eyebrow-light > span {
  background: var(--lime);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

.hero h1 {
  margin: 25px 0 18px;
  font-family: var(--display);
  font-size: clamp(56px, 6.5vw, 88px);
  font-weight: 600;
  letter-spacing: -5px;
  line-height: 0.98;
}

h1 em,
h2 em {
  color: var(--lime);
  font-family: var(--serif);
  font-weight: 400;
}

.hero-description {
  max-width: 385px;
  margin-bottom: 28px;
  color: rgb(255 255 255 / 85%);
  font-size: 15px;
  line-height: 1.8;
}

.button {
  display: inline-flex;
  min-height: 49px;
  align-items: center;
  justify-content: center;
  gap: 25px;
  padding: 0 20px;
  border: 1px solid transparent;
  border-radius: 2px;
  font-size: 12px;
  font-weight: 600;
  transition: transform 180ms ease, background 180ms ease, color 180ms ease, box-shadow 180ms ease;
}

.button:hover {
  transform: translateY(-2px);
  box-shadow: 0 8px 18px rgb(37 43 38 / 12%);
}

.button:active {
  transform: translateY(0) scale(0.98);
  box-shadow: none;
}

.button-light {
  color: var(--ink);
  background: var(--white);
}

.button-light:hover {
  background: var(--lime);
}

.button-dark {
  color: white;
  background: var(--green);
}

.button-dark:hover {
  background: var(--green-dark);
}

.button-arrow {
  font-size: 17px;
}

.hero-proof {
  display: flex;
  align-items: center;
  gap: 15px;
  margin-top: 42px;
}

.avatar-stack {
  display: flex;
  padding-left: 2px;
}

.avatar-stack span {
  display: grid;
  width: 32px;
  height: 32px;
  margin-left: -3px;
  place-items: center;
  border: 2px solid rgb(255 255 255 / 72%);
  border-radius: 50%;
  color: var(--green-dark);
  background: #e4d2be;
  font-size: 10px;
  font-weight: 700;
}

.avatar-stack span:nth-child(2) {
  background: #c7d1b4;
}

.avatar-stack span:nth-child(3) {
  background: #e0bd9c;
}

.avatar-stack span:nth-child(4) {
  color: white;
  background: var(--green);
}

.hero-proof p {
  margin: 0;
  color: rgb(255 255 255 / 76%);
  font-size: 10px;
  line-height: 1.6;
}

.hero-proof strong {
  color: white;
  font-size: 11px;
  font-weight: 600;
}

.quote-card {
  padding: 30px;
  color: var(--ink);
  background: var(--white);
  box-shadow: 0 20px 70px rgb(25 28 22 / 18%);
  animation: reveal-up 750ms 260ms both;
}

.quote-card h2 {
  margin: 13px 0 7px;
  font-family: var(--display);
  font-size: 23px;
  font-weight: 600;
  letter-spacing: -0.9px;
}

.quote-card > p:not(.form-note, .form-success) {
  margin-bottom: 20px;
  color: var(--muted);
  font-size: 11px;
  line-height: 1.65;
}

.quote-card label {
  display: block;
  margin: 15px 0 7px;
  font-size: 10px;
  font-weight: 600;
}

.quote-card input,
.quote-card select {
  width: 100%;
  height: 42px;
  padding: 0 12px;
  border: 1px solid #deded5;
  border-radius: 0;
  color: var(--ink);
  background: transparent;
  font-size: 11px;
}

.quote-card input::placeholder,
.quote-card select:invalid {
  color: #96988f;
}

.select-wrap {
  position: relative;
}

.select-wrap select {
  appearance: none;
}

.select-wrap > span {
  position: absolute;
  top: 8px;
  right: 12px;
  color: #6e7565;
  font-size: 17px;
  pointer-events: none;
}

.quote-submit {
  width: 100%;
  margin-top: 19px;
  cursor: pointer;
}

.quote-submit:disabled {
  cursor: wait;
  opacity: 0.7;
}

.form-note {
  margin: 10px 0 0;
  color: var(--muted);
  font-size: 9px;
  text-align: center;
}

.form-note a {
  color: var(--green);
  text-decoration: underline;
  text-underline-offset: 2px;
}

.form-success {
  margin: 12px 0 0;
  padding: 10px;
  color: var(--green-dark);
  background: #eff2e8;
  font-size: 11px;
  line-height: 1.5;
}

.form-success[hidden] {
  display: none;
}

.form-success.is-error {
  color: #762f27;
  background: #f7e9e5;
}

.scroll-cue {
  position: absolute;
  right: max(48px, calc((100vw - 1200px) / 2));
  bottom: 25px;
  display: flex;
  align-items: center;
  gap: 9px;
  color: rgb(255 255 255 / 75%);
  font-size: 9px;
  letter-spacing: 0.5px;
}

.scroll-cue span {
  width: 17px;
  height: 17px;
  border: 1px solid rgb(255 255 255 / 65%);
  border-radius: 50%;
}

.hero-pagination {
  position: absolute;
  z-index: 2;
  right: max(48px, calc((100vw - 1200px) / 2));
  bottom: 65px;
  display: flex;
  gap: 8px;
}

.hero-dot {
  width: 26px;
  height: 3px;
  padding: 0;
  border: 0;
  background: rgb(255 255 255 / 45%);
  cursor: pointer;
  transition: background 180ms ease, width 180ms ease;
}

.hero-dot.is-active {
  width: 42px;
  background: var(--lime);
}

.trust-strip {
  display: grid;
  min-height: 84px;
  grid-template-columns: repeat(4, 1fr);
  align-items: center;
  padding-inline: max(48px, calc((100vw - 1200px) / 2));
  border-bottom: 1px solid var(--line);
  background: var(--white);
}

.trust-item {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 13px;
  color: #5c6158;
  font-size: 11px;
}

.trust-item strong {
  color: #82906f;
  font-family: var(--serif);
  font-size: 18px;
  font-weight: 400;
}

.home-feature {
  background: #e9ebe2;
}

.home-feature-layout {
  display: grid;
  grid-template-columns: 1fr 0.85fr;
  align-items: center;
  gap: 9%;
}

.home-feature-image,
.page-image-stack,
.page-hero-image {
  position: relative;
  min-width: 0;
  overflow: hidden;
  background: #d7d8ce;
}

.home-feature-image {
  height: 390px;
}

.home-feature-image img,
.page-image-stack img,
.page-hero-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 500ms ease;
}

.home-feature-image:hover img,
.page-image-stack:hover img,
.page-hero-image:hover img {
  transform: scale(1.035);
}

.home-feature-image > span,
.page-image-stack > span,
.page-hero-image > span {
  position: absolute;
  bottom: 17px;
  left: 18px;
  color: white;
  font-size: 9px;
  font-weight: 600;
  letter-spacing: 1px;
  text-shadow: 0 1px 9px rgb(0 0 0 / 45%);
}

.home-feature-copy h2,
.enquiry-copy h2,
.page-hero h1,
.admin-heading h1 {
  margin: 18px 0 16px;
  font-family: var(--display);
  font-size: clamp(42px, 5vw, 61px);
  font-weight: 500;
  letter-spacing: -3px;
  line-height: 1.08;
}

.home-feature-copy h2 em,
.enquiry-copy h2 em,
.page-hero h1 em,
.admin-heading h1 em {
  color: var(--green);
  font-family: var(--serif);
  font-weight: 400;
}

.home-feature-copy > p,
.enquiry-copy > p,
.page-hero > div:first-child > p {
  max-width: 410px;
  margin-bottom: 23px;
  color: var(--muted);
  font-size: 13px;
  line-height: 1.9;
}

.property-section {
  background: var(--white);
}

.property-heading {
  align-items: end;
}

.property-heading h2 {
  max-width: 660px;
}

.property-heading > p {
  max-width: 300px;
  margin: 0 0 9px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.8;
}

.property-market {
  border: 1px solid var(--line);
  background: var(--paper);
}

.property-tabs {
  display: flex;
  gap: 30px;
  padding: 0 29px;
  border-bottom: 1px solid var(--line);
  background: var(--white);
}

.property-tab {
  position: relative;
  min-width: 62px;
  padding: 18px 0 16px;
  border: 0;
  color: var(--muted);
  background: transparent;
  font-size: 12px;
  font-weight: 600;
  cursor: pointer;
  transition: color 180ms ease;
}

.property-tab::after {
  position: absolute;
  right: 0;
  bottom: -1px;
  left: 0;
  height: 2px;
  background: var(--green);
  content: "";
  transform: scaleX(0);
  transition: transform 220ms ease;
}

.property-tab.is-active {
  color: var(--green);
}

.property-tab.is-active::after {
  transform: scaleX(1);
}

.property-search-panel {
  padding: 25px 28px 26px;
}

.property-search {
  display: grid;
  grid-template-columns: 1.5fr 1fr auto;
  align-items: end;
  gap: 14px;
  margin-bottom: 28px;
  padding: 16px;
  border: 1px solid var(--line);
  background: var(--white);
}

.property-search label,
.sell-form label {
  display: grid;
  gap: 7px;
  color: #565c53;
  font-size: 10px;
  font-weight: 600;
}

.property-search input,
.property-search select,
.sell-form input,
.sell-form select {
  width: 100%;
  height: 43px;
  padding: 0 12px;
  border: 1px solid #deded5;
  border-radius: 0;
  color: var(--ink);
  background-color: var(--white);
  font-size: 11px;
  transition: border-color 180ms ease, box-shadow 180ms ease;
}

.property-search input:focus,
.property-search select:focus,
.sell-form input:focus,
.sell-form select:focus {
  border-color: #839474;
  box-shadow: 0 0 0 3px rgb(131 148 116 / 14%);
}

.property-search-button {
  min-width: 155px;
  cursor: pointer;
}

.listing-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 15px;
}

.listing-card {
  min-width: 0;
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--white);
  transition: transform 220ms ease, box-shadow 220ms ease, border-color 220ms ease;
}

.listing-card:hover {
  transform: translateY(-5px);
  border-color: #cbd0c2;
  box-shadow: 0 14px 30px rgb(37 43 38 / 10%);
}

.listing-card[hidden] {
  display: none;
}

.listing-card.is-entering {
  animation: reveal-up 420ms var(--entry-delay, 0ms) both;
}

.listing-image {
  position: relative;
  height: 165px;
  overflow: hidden;
  background: #deded5;
}

.listing-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 350ms ease;
}

.listing-card:hover .listing-image img {
  transform: scale(1.04);
}

.listing-badge {
  position: absolute;
  top: 12px;
  left: 12px;
  padding: 7px 9px;
  color: white;
  background: var(--green);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: 0.8px;
}

.listing-content {
  padding: 17px;
}

.listing-price {
  margin: 0 0 7px;
  font-family: var(--display);
  font-size: 17px;
  font-weight: 700;
  letter-spacing: -0.5px;
}

.listing-price span {
  color: var(--muted);
  font-family: var(--sans);
  font-size: 9px;
  font-weight: 400;
  letter-spacing: 0;
}

.listing-content h3 {
  margin: 0 0 5px;
  font-size: 12px;
  font-weight: 600;
}

.listing-location {
  margin: 0;
  color: var(--muted);
  font-size: 10px;
}

.listing-facts {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 14px;
  padding: 11px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  color: #62675e;
  font-size: 9px;
}

.listing-facts span + span {
  padding-left: 8px;
  border-left: 1px solid var(--line);
}

.listing-link {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 8px;
  margin-top: 13px;
  color: var(--green);
  font-size: 10px;
  font-weight: 600;
}

.listing-link span {
  transition: transform 180ms ease;
}

.listing-link:hover span {
  transform: translate(3px, -3px);
}

.listing-link span {
  font-size: 15px;
}

.property-empty {
  margin: 0;
  padding: 25px;
  color: var(--muted);
  background: var(--white);
  font-size: 12px;
  text-align: center;
}

.sell-panel {
  display: grid;
  grid-template-columns: 0.8fr 1fr;
  gap: 10%;
  padding: 34px;
}

.sell-panel[hidden],
.property-search-panel[hidden] {
  display: none;
}

.sell-panel.is-entering {
  animation: reveal-up 480ms ease-out both;
}

.sell-copy,
.sell-form {
  animation: reveal-up 550ms 80ms both;
}

.sell-copy h3 {
  max-width: 330px;
  margin: 16px 0 12px;
  font-family: var(--display);
  font-size: 28px;
  font-weight: 600;
  letter-spacing: -1px;
  line-height: 1.2;
}

.sell-copy > p {
  max-width: 330px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.8;
}

.sell-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
  padding: 22px;
  background: var(--white);
}

.sell-form label {
  align-self: end;
}

.sell-form > button,
.sell-form > .form-note,
.sell-form > .form-success {
  grid-column: 1 / -1;
}

.sell-form > button {
  justify-self: start;
  min-width: 175px;
  cursor: pointer;
}

.sell-form > .form-note {
  margin: -5px 0 0;
}

.sell-form > .form-success {
  margin: 0;
}

.sell-form button:disabled {
  cursor: wait;
  opacity: 0.7;
}

.section-pad {
  padding-block: 105px;
}

.intro-section {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr;
  align-items: end;
  gap: 9%;
}

.intro-heading h2,
.section-heading h2,
.process-intro h2 {
  margin: 20px 0 0;
  font-family: var(--display);
  font-size: clamp(40px, 5vw, 59px);
  font-weight: 500;
  letter-spacing: -3px;
  line-height: 1.08;
}

.intro-heading h2 em,
.section-heading h2 em,
.process-intro h2 em {
  color: var(--green);
}

.intro-body {
  max-width: 390px;
  padding-bottom: 4px;
}

.intro-body > p {
  margin-bottom: 21px;
  color: var(--muted);
  font-size: 13px;
  line-height: 1.9;
}

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-size: 11px;
  font-weight: 600;
}

.text-link span {
  transition: transform 180ms ease;
}

.text-link:hover span {
  transform: translate(3px, -3px);
}

.benefits {
  display: grid;
  grid-template-columns: 1.05fr 1fr 1fr;
  gap: 16px;
  padding-bottom: 110px;
}

.benefit-card {
  position: relative;
  min-height: 296px;
  padding: 29px;
  border: 1px solid var(--line);
  background: transparent;
}

.benefit-feature {
  border-color: var(--green);
  color: white;
  background: var(--green);
}

.benefit-number {
  color: #7b8573;
  font-size: 9px;
  font-weight: 600;
  letter-spacing: 1px;
}

.benefit-feature .benefit-number {
  color: #d5ddad;
}

.benefit-icon {
  width: 43px;
  height: 43px;
  margin-top: 34px;
  color: var(--green);
}

.benefit-feature .benefit-icon {
  color: var(--lime);
}

.benefit-icon svg {
  width: 100%;
  stroke: currentColor;
  stroke-linecap: round;
  stroke-linejoin: round;
  stroke-width: 1.5;
}

.benefit-card h3 {
  margin: 17px 0 10px;
  font-family: var(--display);
  font-size: 20px;
  font-weight: 600;
  letter-spacing: -0.6px;
  line-height: 1.3;
}

.benefit-card p {
  max-width: 260px;
  margin-bottom: 0;
  color: var(--muted);
  font-size: 11px;
  line-height: 1.75;
}

.benefit-feature p {
  color: rgb(255 255 255 / 75%);
}

.homeowner-section {
  background: var(--white);
}

.homeowner-layout {
  display: grid;
  grid-template-columns: 0.8fr 1fr;
  align-items: center;
  gap: 12%;
}

.homeowner-copy h2 {
  margin: 20px 0 17px;
  font-family: var(--display);
  font-size: clamp(42px, 5vw, 59px);
  font-weight: 500;
  letter-spacing: -3px;
  line-height: 1.08;
}

.homeowner-copy h2 em {
  color: var(--green);
}

.homeowner-copy > p {
  max-width: 390px;
  margin-bottom: 24px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.9;
}

.homeowner-points {
  border-top: 1px solid var(--line);
}

.homeowner-points article {
  display: grid;
  grid-template-columns: 38px 1fr;
  gap: 17px;
  padding: 23px 0;
  border-bottom: 1px solid var(--line);
}

.homeowner-points article > span {
  color: #82906f;
  font-family: var(--serif);
  font-size: 17px;
}

.homeowner-points h3 {
  margin: 0 0 7px;
  font-size: 13px;
  font-weight: 600;
}

.homeowner-points p {
  max-width: 400px;
  margin: 0;
  color: var(--muted);
  font-size: 11px;
  line-height: 1.75;
}

.projects-section {
  background: #edeee6;
}

.section-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 24px;
  margin-bottom: 39px;
}

.section-heading h2 {
  margin-top: 14px;
}

.section-heading > .text-link {
  margin-bottom: 9px;
}

.project-grid {
  display: grid;
  grid-template-columns: 1.25fr 1fr 1fr;
  gap: 17px;
}

.project-card {
  position: relative;
  min-width: 0;
  aspect-ratio: 0.91;
  overflow: hidden;
  color: white;
  background: #a2a18f;
}

.project-large {
  aspect-ratio: 0.91;
}

.project-card::after {
  position: absolute;
  inset: 38% 0 0;
  background: linear-gradient(0deg, rgb(17 23 17 / 69%), transparent);
  content: "";
  pointer-events: none;
}

.project-card > img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 450ms ease;
}

.project-card:hover > img {
  transform: scale(1.04);
}

.project-card {
  transition: box-shadow 250ms ease;
}

.project-card:hover {
  box-shadow: 0 16px 30px rgb(25 28 22 / 14%);
}

.project-caption,
.project-place {
  position: absolute;
  z-index: 1;
  right: 19px;
  left: 19px;
}

.project-caption {
  bottom: 42px;
  display: flex;
  justify-content: space-between;
  gap: 10px;
  font-size: 9px;
  font-weight: 600;
  letter-spacing: 1.05px;
}

.project-caption span + span {
  opacity: 0.68;
}

.project-place {
  bottom: 18px;
  color: rgb(255 255 255 / 77%);
  font-size: 10px;
}

.project-note {
  margin: 17px 0 0;
  color: var(--muted);
  font-size: 9px;
}

.page-hero {
  display: grid;
  min-height: 470px;
  grid-template-columns: 0.9fr 1.1fr;
  align-items: center;
  gap: 8%;
  padding-block: 62px;
}

.page-hero h1 {
  font-size: clamp(48px, 5.6vw, 70px);
}

.page-hero-image {
  height: 345px;
}

.page-intro-text {
  max-width: 330px;
  margin: 0 0 8px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.8;
}

.page-benefits {
  padding-bottom: 0;
}

.project-grid-showcase {
  grid-template-columns: 1.25fr 1fr 1fr;
}

.page-image-stack {
  height: 290px;
}

.property-page-listings {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.homeowner-highlight {
  padding-block: 20px;
}

.homeowner-checklist {
  display: grid;
  gap: 0;
  margin: 0;
  padding: 0;
  border-top: 1px solid var(--line);
  list-style: none;
}

.homeowner-checklist li {
  padding: 18px 5px 18px 30px;
  border-bottom: 1px solid var(--line);
  color: #565c53;
  font-size: 12px;
}

.homeowner-checklist li::before {
  content: "↗";
  float: left;
  margin-left: -28px;
  color: #82906f;
}

.process-detail {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  align-items: start;
  gap: 10%;
}

.sell-form-card {
  display: grid;
  align-content: center;
  gap: 12px;
  padding: 30px;
  background: var(--paper);
}

.sell-form-card p {
  max-width: 430px;
  margin: 0;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.8;
}

.sell-form-card .button {
  justify-self: start;
}

.enquiry-section {
  background: var(--white);
}

.enquiry-layout {
  display: grid;
  grid-template-columns: 0.8fr 1fr;
  align-items: start;
  gap: 12%;
}

.enquiry-copy {
  position: sticky;
  top: 110px;
  padding-top: 12px;
}

.enquiry-form {
  display: grid;
  gap: 9px;
  padding: 29px;
  border: 1px solid var(--line);
  background: var(--paper);
}

.enquiry-form label {
  margin-top: 7px;
  color: #565c53;
  font-size: 10px;
  font-weight: 600;
}

.enquiry-form input,
.enquiry-form select,
.enquiry-form textarea {
  width: 100%;
  min-height: 43px;
  padding: 11px 12px;
  border: 1px solid #deded5;
  border-radius: 0;
  color: var(--ink);
  background: var(--white);
  font-size: 11px;
  resize: vertical;
  transition: border-color 180ms ease, box-shadow 180ms ease;
}

.enquiry-form input:focus,
.enquiry-form select:focus,
.enquiry-form textarea:focus {
  border-color: #839474;
  box-shadow: 0 0 0 3px rgb(131 148 116 / 14%);
}

.enquiry-form .button {
  justify-self: start;
  min-width: 190px;
  margin-top: 10px;
  cursor: pointer;
}

.enquiry-form button:disabled {
  cursor: wait;
  opacity: 0.7;
}

.enquiry-form .form-note {
  margin-top: 0;
}

.enquiry-form .form-success {
  margin: 0;
}

.admin-header {
  border-bottom: 1px solid var(--line);
}

.admin-page {
  min-height: calc(100vh - 160px);
  padding-block: 64px 80px;
  background: var(--white);
}

.admin-heading {
  max-width: 700px;
}

.admin-heading h1 {
  margin-top: 14px;
}

.admin-heading > p,
.admin-notice span {
  color: var(--muted);
  font-size: 12px;
  line-height: 1.8;
}

.admin-notice {
  display: grid;
  gap: 5px;
  margin: 26px 0 30px;
  padding: 17px 20px;
  border-left: 3px solid #9a8050;
  background: #f5f1e7;
}

.admin-notice strong {
  font-size: 11px;
}

.admin-image-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}

.admin-image-card {
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--paper);
}

.admin-preview {
  display: block;
  width: 100%;
  height: 210px;
  object-fit: cover;
  background: #deded5;
}

.admin-image-info {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 10px 14px;
  padding: 18px;
}

.admin-image-info h2 {
  width: 100%;
  margin: 0;
  font-family: var(--display);
  font-size: 16px;
  font-weight: 600;
}

.admin-image-info p {
  width: 100%;
  margin: -5px 0 3px;
  color: var(--muted);
  font-size: 10px;
}

.admin-upload {
  position: relative;
  min-height: 39px;
  gap: 8px;
  cursor: pointer;
}

.admin-upload input {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
}

.admin-reset {
  padding: 9px 0;
  border: 0;
  color: var(--green);
  background: transparent;
  font-size: 10px;
  font-weight: 600;
  cursor: pointer;
}

.admin-reset:hover {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.admin-status {
  min-height: 20px;
  margin: 19px 0 10px;
  color: var(--green);
  font-size: 11px;
}

.admin-status.is-error {
  color: #762f27;
}

.admin-clear {
  min-height: 42px;
  border-color: var(--line);
  color: var(--ink);
  background: transparent;
  cursor: pointer;
}

.admin-clear:hover {
  color: white;
  background: var(--green);
}

.process-section {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 11%;
}

.process-intro h2 {
  margin: 19px 0 17px;
  font-size: clamp(38px, 4vw, 48px);
  letter-spacing: -2.4px;
}

.process-intro > p {
  max-width: 345px;
  margin-bottom: 27px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.85;
}

.process-intro .button {
  gap: 15px;
}

.steps-list {
  border-top: 1px solid var(--line);
}

.step {
  display: grid;
  grid-template-columns: 42px 1fr 20px;
  align-items: start;
  gap: 12px;
  padding: 20px 0 18px;
  border-bottom: 1px solid var(--line);
}

.step-number {
  padding-top: 2px;
  color: #82906f;
  font-family: var(--serif);
  font-size: 16px;
}

.step h3 {
  margin-bottom: 5px;
  font-size: 13px;
  font-weight: 600;
}

.step p {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 10px;
  line-height: 1.7;
}

.step-mark {
  color: #82906f;
  font-size: 15px;
}

.closing-cta {
  position: relative;
  min-height: 380px;
  display: grid;
  align-items: center;
  overflow: hidden;
  color: white;
  background: #485349;
}

.closing-cta > img,
.closing-overlay {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.closing-cta > img {
  object-fit: cover;
  object-position: center 57%;
}

.closing-overlay {
  background: linear-gradient(90deg, rgb(22 29 24 / 76%), rgb(22 29 24 / 30%));
}

.closing-content {
  position: relative;
  padding-block: 75px;
}

.closing-content h2 {
  margin: 20px 0 25px;
  font-family: var(--display);
  font-size: clamp(39px, 5.3vw, 60px);
  font-weight: 500;
  letter-spacing: -3px;
  line-height: 1.1;
}

.closing-content h2 em {
  color: var(--lime);
}

.closing-description {
  max-width: 460px;
  margin: -9px 0 24px;
  color: rgb(255 255 255 / 82%);
  font-size: 12px;
  line-height: 1.8;
}

.site-footer {
  background: var(--paper);
}

.footer-main {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr 1fr;
  align-items: center;
  gap: 30px;
  padding-block: 42px;
}

.brand-footer .brand-name {
  font-size: 15px;
}

.footer-main > p {
  margin: 0;
  color: var(--muted);
  font-family: var(--serif);
  font-size: 15px;
  line-height: 1.5;
}

.footer-contact {
  display: grid;
  gap: 6px;
  font-size: 11px;
  font-weight: 600;
}

.footer-contact span {
  color: var(--muted);
  font-size: 9px;
  font-weight: 400;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding-block: 17px;
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: 9px;
}

.footer-bottom a {
  color: var(--ink);
}

.legal-links {
  display: flex;
  gap: 17px;
}

.legal-links a:hover {
  color: var(--green);
}

.legal-page {
  min-height: calc(100vh - 84px);
  padding: 76px 0 90px;
  background: var(--white);
}

.legal-content {
  max-width: 820px;
  animation: reveal-up 650ms ease-out both;
}

.legal-content h1 {
  margin: 16px 0 14px;
  font-family: var(--display);
  font-size: clamp(42px, 6vw, 64px);
  font-weight: 500;
  letter-spacing: -3px;
  line-height: 1.08;
}

.legal-updated {
  margin-bottom: 38px;
  color: var(--muted);
  font-size: 11px;
}

.legal-content > p,
.legal-content li {
  color: #5f655d;
  font-size: 13px;
  line-height: 1.9;
}

.legal-content h2 {
  margin: 30px 0 10px;
  font-family: var(--display);
  font-size: 18px;
  font-weight: 600;
  letter-spacing: -0.4px;
}

.legal-content ul {
  padding-left: 21px;
}

.legal-content a:not(.button) {
  color: var(--green);
  text-decoration: underline;
  text-underline-offset: 3px;
}

.legal-return {
  margin-top: 30px;
}

@keyframes reveal-up {
  from {
    opacity: 0;
    transform: translateY(18px);
  }

  to {
    opacity: 1;
    transform: translateY(0);
  }
}

@keyframes header-enter {
  from {
    opacity: 0;
    transform: translateY(-10px);
  }

  to {
    opacity: 1;
    transform: translateY(0);
  }
}

@keyframes hero-image-drift {
  from {
    transform: scale(1.035);
  }

  to {
    transform: scale(1);
  }
}

@keyframes rise-up {
  from {
    transform: translateY(18px);
  }

  to {
    transform: translateY(0);
  }
}

.reveal-on-scroll {
  transform: translateY(18px);
}

.reveal-on-scroll.is-revealed {
  animation: rise-up 600ms var(--reveal-delay, 0ms) both;
}

@media (min-width: 1500px) {
  .hero {
    min-height: 690px;
  }
}

@media (max-width: 1050px) {
  .site-nav {
    gap: 10px;
    font-size: 10px;
  }

  .nav-cta {
    gap: 8px;
    padding: 11px 12px;
  }
}

@media (max-width: 900px) {
  .page-width {
    width: min(100% - 56px, 720px);
  }

  .site-header {
    min-height: 74px;
    padding-inline: 28px;
  }

  .legal-page {
    min-height: calc(100vh - 74px);
  }

  .site-nav {
    gap: 8px;
    font-size: 10px;
  }

  .hero {
    min-height: 590px;
  }

  .hero-layout {
    grid-template-columns: 1fr 330px;
    gap: 28px;
  }

  .hero h1 {
    font-size: 62px;
    letter-spacing: -3.5px;
  }

  .quote-card {
    padding: 24px;
  }

  .trust-strip {
    padding-inline: 28px;
  }

  .trust-item {
    gap: 8px;
    font-size: 9px;
  }

  .listing-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .listing-image {
    height: 190px;
  }

  .property-search {
    grid-template-columns: 1fr 1fr;
  }

  .property-search-button {
    grid-column: 1 / -1;
  }

  .sell-panel {
    gap: 6%;
    padding: 25px;
  }

  .benefit-card {
    padding: 22px;
  }

  .footer-main {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 650px) {
  html {
    scroll-padding-top: 72px;
  }

  .page-width {
    width: calc(100% - 40px);
  }

  .site-header {
    min-height: 68px;
    padding-inline: 20px;
  }

  .legal-page {
    min-height: calc(100vh - 68px);
    padding-block: 55px 70px;
  }

  .brand-mark {
    width: 35px;
    height: 35px;
  }

  .brand-name {
    font-size: 14px;
  }

  .brand-name span {
    font-size: 7px;
    letter-spacing: 2.2px;
  }

  .menu-toggle {
    display: grid;
    width: 42px;
    height: 42px;
    align-content: center;
    justify-items: center;
    gap: 6px;
    border: 1px solid var(--line);
    background: transparent;
    cursor: pointer;
  }

  .menu-toggle > span:not(.sr-only) {
    width: 17px;
    height: 1px;
    background: var(--ink);
    transition: transform 180ms ease;
  }

  .menu-toggle[aria-expanded="true"] > span:nth-last-child(2) {
    transform: translateY(3.5px) rotate(45deg);
  }

  .menu-toggle[aria-expanded="true"] > span:last-child {
    transform: translateY(-3.5px) rotate(-45deg);
  }

  .site-nav {
    position: absolute;
    top: 100%;
    right: 0;
    left: 0;
    display: none;
    align-items: stretch;
    gap: 0;
    padding: 8px 20px 20px;
    border-top: 1px solid var(--line);
    background: var(--paper);
    box-shadow: 0 14px 18px rgb(37 43 38 / 8%);
  }

  .site-nav.is-open {
    display: flex;
    flex-direction: column;
  }

  .site-nav > a:not(.nav-cta) {
    padding: 14px 3px;
    border-bottom: 1px solid var(--line);
  }

  .nav-cta {
    justify-content: space-between;
    margin-top: 14px;
  }

  .hero {
    align-items: start;
  }

  .hero-image {
    object-position: 54% center;
  }

  .hero-shade {
    background: linear-gradient(180deg, rgb(28 34 28 / 68%), rgb(28 34 28 / 46%));
  }

  .hero-layout {
    width: calc(100% - 40px);
    grid-template-columns: 1fr;
    gap: 24px;
    padding-block: 53px 64px;
  }

  .hero-copy {
    padding: 0;
  }

  .hero h1 {
    margin: 20px 0 14px;
    font-size: clamp(55px, 15vw, 75px);
    letter-spacing: -4px;
  }

  .hero-description {
    max-width: 330px;
    margin-bottom: 20px;
    font-size: 13px;
  }

  .hero-proof {
    margin-top: 24px;
  }

  .quote-card {
    padding: 23px;
  }

  .quote-card h2 {
    font-size: 21px;
  }

  .scroll-cue {
    display: none;
  }

  .hero-pagination {
    right: 20px;
    bottom: 22px;
  }

  .trust-strip {
    grid-template-columns: 1fr 1fr;
    gap: 0;
    padding: 9px 20px;
  }

  .trust-item {
    justify-content: flex-start;
    min-height: 49px;
    font-size: 9px;
  }

  .trust-item strong {
    font-size: 16px;
  }

  .property-heading {
    align-items: start;
  }

  .property-heading > p {
    max-width: 360px;
    margin: 0;
  }

  .property-tabs {
    justify-content: space-around;
    gap: 12px;
    padding-inline: 18px;
  }

  .property-search-panel {
    padding: 16px;
  }

  .property-search {
    grid-template-columns: 1fr;
    gap: 12px;
    margin-bottom: 18px;
    padding: 12px;
  }

  .property-search-button {
    grid-column: auto;
    width: 100%;
  }

  .listing-grid {
    grid-template-columns: 1fr;
  }

  .listing-image {
    height: 215px;
  }

  .sell-panel {
    grid-template-columns: 1fr;
    gap: 10px;
    padding: 20px 16px;
  }

  .sell-copy h3 {
    font-size: 25px;
  }

  .sell-form {
    grid-template-columns: 1fr;
    padding: 16px;
  }

  .sell-form > button,
  .sell-form > .form-note,
  .sell-form > .form-success {
    grid-column: auto;
  }

  .section-pad {
    padding-block: 71px;
  }

  .intro-section {
    grid-template-columns: 1fr;
    gap: 21px;
  }

  .intro-heading h2,
  .section-heading h2 {
    font-size: 45px;
    letter-spacing: -2.5px;
  }

  .intro-body > p {
    font-size: 12px;
  }

  .benefits {
    grid-template-columns: 1fr;
    gap: 12px;
    padding-bottom: 70px;
  }

  .homeowner-layout {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  .homeowner-copy h2 {
    font-size: 45px;
    letter-spacing: -2.5px;
  }

  .benefit-card {
    min-height: 0;
    padding: 24px;
  }

  .benefit-icon {
    margin-top: 23px;
  }

  .benefit-card h3 br {
    display: none;
  }

  .benefit-card p {
    max-width: 350px;
  }

  .section-heading {
    align-items: start;
    flex-direction: column;
    gap: 18px;
    margin-bottom: 26px;
  }

  .section-heading > .text-link {
    margin: 0;
  }

  .project-grid {
    grid-template-columns: 1fr;
    gap: 14px;
  }

  .project-card,
  .project-large {
    aspect-ratio: 1.15;
  }

  .project-note {
    line-height: 1.6;
  }

  .process-section {
    grid-template-columns: 1fr;
    gap: 38px;
  }

  .process-intro h2 {
    font-size: 42px;
  }

  .step {
    grid-template-columns: 33px 1fr 18px;
    gap: 9px;
  }

  .step h3 {
    font-size: 12px;
  }

  .step p {
    font-size: 10px;
  }

  .closing-cta {
    min-height: 360px;
  }

  .closing-content h2 {
    font-size: 42px;
    letter-spacing: -2.2px;
  }

  .closing-content .button {
    gap: 12px;
    padding-inline: 15px;
    font-size: 10px;
  }

  .footer-main {
    grid-template-columns: 1fr 1fr;
    gap: 28px 15px;
    padding-block: 35px;
  }

  .footer-main > p {
    font-size: 13px;
  }

  .footer-contact {
    font-size: 10px;
    overflow-wrap: anywhere;
  }

  .footer-bottom {
    flex-wrap: wrap;
    gap: 11px 16px;
    font-size: 8px;
  }

  .legal-links {
    gap: 12px;
  }
}

@media (max-width: 900px) {
  .page-hero {
    min-height: 390px;
    gap: 5%;
  }

  .page-hero-image {
    height: 300px;
  }

  .home-feature-layout,
  .enquiry-layout,
  .process-detail {
    gap: 7%;
  }

  .property-page-listings {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 650px) {
  .home-feature-layout,
  .page-hero,
  .enquiry-layout,
  .process-detail {
    grid-template-columns: 1fr;
    gap: 27px;
  }

  .home-feature-image {
    height: 260px;
  }

  .home-feature-copy h2,
  .enquiry-copy h2,
  .page-hero h1,
  .admin-heading h1 {
    font-size: 45px;
    letter-spacing: -2.5px;
  }

  .page-hero {
    min-height: 0;
    padding-block: 51px;
  }

  .page-hero-image {
    height: 245px;
  }

  .page-intro-text {
    max-width: 390px;
    margin: 0;
  }

  .property-page-listings {
    grid-template-columns: 1fr;
  }

  .page-image-stack {
    height: 230px;
  }

  .enquiry-copy {
    position: static;
    padding: 0;
  }

  .enquiry-form {
    padding: 20px;
  }

  .sell-form-card {
    padding: 22px;
  }

  .admin-page {
    padding-block: 45px 60px;
  }

  .admin-image-grid {
    grid-template-columns: 1fr;
  }

  .admin-preview {
    height: 200px;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }

  .reveal-on-scroll {
    opacity: 1;
    transform: none;
  }

  .hero-slide {
    transition: none;
  }
}